Tulsa Comprehensive Plan - PLANiTULSA

Land Use
parT vi: ManaGinG THe PLan
building prototypes in one neighborhood can be easily
replicated in other neighborhoods. Finally, by fostering
a cadre of experienced infill developers, the city can
reduce its role as a financial partner for most infill
projects, and focus its efforts on areas that continue to
need reinvestment assistance.
to materialize. Early projects may require some public
financial backing, and no one project can fill all the
gaps in a main street or center. But as Tulsa builds
the technical capacity for infill in both the private
and public sectors, the process will become easier to
replicate across the city.
a strategy for Tulsa
It is likely that there will be a role for both types of
infill projects in Tulsa, but to achieve the vision, there
will be a much more substantial need for small-scale
investments throughout the city. The city’s development
process must facilitate those projects with advanced
neighborhood planning, clear and predictable zoning
regulations, and the right incentives and tools to get
them started.
The city must also find ways to reduce or remove barriers
that are not always apparent early in the process. One
of the major hurdles for rehabilitating old structures are
fire and safety codes. Cities that have spurred successful
infill and redevelopment have brought representatives
from fire and police agencies into the planning and
permitting process. They are able to provide advice and
guidance early in the process, when major decisions
about project layout and design can be made without
significantly increasing project costs.
The lessons learned from a holistic approach to infill
development include the need for a cadre of experts
who understand the challenges of and solutions for
infill development. A one-stop-shop for planning,
permitting, and project assistance is a crucial element
of a good infill program. Furthermore, these experts
should manage and provide a consolidated toolbox of
incentives and assistance programs. Finally, all of the
parties involved in promoting infill, from the city, to
citizens, to developers, must keep in mind that it will
take time for some financial and community benefits
planning for economic growth
Tulsa’s recent economic growth trends, described
above, have tilted toward decentralization and
fragmentation of employment and development. This
has had deleterious effects on Tulsa’s fiscal condition,
as infrastructure and service burdens have stretched
tight budgets. The challenge for Tulsa is to reverse this
trend and grow or attract businesses back to its centers
and corridors.
Planning and zoning, while not typically thought of
as economic catalysts, can play a major role in Tulsa’s
economic development. Advanced planning and
carefully designed form-based zoning codes add value
by removing uncertainty from the development process
— both for neighborhoods and developers. Cities that
have successfully spurred reinvestment in their cores
and corridors have done just this. Development is a
risky business, but that risk can be mitigated when a
community’s goals and objectives are expressed by a
plan and allowed by right.
Furthermore, Tulsa’s land use program must be attuned
to the needs of its larger industries and employers. The
city’s supply of employment land must be carefully
monitored to ensure that existing businesses can grow
and new businesses can locate here. The City and the
Tulsa Metro Chamber of Commerce have a longestablished
partnership for recruiting and retaining key
employers. This partnership should continue under this
plan, but with more emphasis to attract a proportional
share of regional employment growth to the city.
July 2010
LU
Land Use – Tulsa comprehensive plan 67